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HomeMy WebLinkAboutG13-18 Ordinance No. G13-18 AN ORDINANCE GRANTING DEVELOPMENT PLAN APPROVAL (Lot 3 of the Resubdivision of Lot 2 of the Elgin Wal-Mart/Sam's Club Subdivision 1150 S. Randall Road) WHEREAS, the territory described herein has been previously classified in the PAB Planned Area Business District pursuant to Ordinance No. G114-06; and WHEREAS, by adopting Ordinance No. G32-10 on July 14, 2010, the City Council of the City of Elgin, Illinois (hereinafter "the City Council") amended Ordinance No. G114-06 in its entirety; and WHEREAS, by adopting Ordinance No. G6-16 on February 24, 2016, the City Council amended the permitted and conditional land uses provisions of Ordinance No. G32-10; and WHEREAS, Ordinance No. G32-10 requires that building and building additions other than the Wal-Mart and Sam's Club building submit a development plan for a public hearing and approval by the City Council pursuant to the provisions of Chapter 19.60, Planned Development, of the Elgin Municipal Code, 1976, as amended; and WHEREAS, the City Council has approved Petition 26-15, one element of which was the resubdivision of Lot 2 of Elgin Wal-Mart/Sam's Club Subdivision at 1000 South Randall Road into five lots; and WHEREAS, written application has been made requesting development plan approval as required by Ordinance No. G32-10 for the Lot 3 within the resubdivision of Lot 2 of the Elgin Wal-Mart/Sam's Club Subdivision, which Lot 3 is legally described herein (the "Subject Property"); and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said application on January 8, 2018 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning & Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting development plan approval pursuant to the process required for a planned development as required by PAB Planned Development Ordinance G32-10, pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated January 8, 2018, and the recommendations made by the Community Development Department and the Planning&Zoning Commission,a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a development plan for an approximately 1,400-square foot one-story restaurant building on Lot 3 within the resubdivsion of Lot 2 of the Elgin Wal-Mart/Sam's Club Subdivision, be and is hereby granted, where said Lot 3 is the following legally described parcel: LOT 3 IN RESUBDIVISION OF LOT 2 OF THE ELGIN WAL-MART/SAMS CLUB SUBDIVISION, BEING A SUBDIVISION IN PART OF THE SOUTHWEST QUARTER OF SECTION 28, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT RECORDED AUGUST 30, 2016 AS DOCUMENT 2016K046039, KANE COUNTY, ILLINOIS. (commonly known as 1150 S. Randall Road). Section 3. That the development plan approval for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application and supporting documents submitted by Andy's Frozen Custard, as applicant, and Richport Property, LLC — S. Randall Outlet, as property owner, including the following materials: a. Undated Map Amendment for a Planned Development Statement of Purpose, received October 20, 2017; b. Letter regarding Andy's Frozen Custard, 1150 S. Randall Rd, Elgin IL, from R&S Growth Management, LLC., dated December 7, 2017; c. Undated Parking Lot Light Fixture Specification Sheets, received December 12, 2017; d. Undated Typical Patio Rail plan, received December 12, 2017; e. Undated Trex Decking material specifications, received December 12, 2017; f. Undated Sign Document plans, received December 21, 2017; g. Plat of Survey, prepared by Intech Consultants, Inc., dated February 2, 2017; h. Site Plan, prepared by Intech Consultants, Inc., dated April 10, 2017, last revised December 7, 2017; i. Landscape Plan LP-100, prepared by Design Perspectives Inc., dated April 28, 2017, last revised December 11, 2017; j. Landscape Details LP-500, prepared by Design Perspectives Inc., dated April 28, 2017; 2 k. Site Lighting Photometric Plan,prepared by Smith Goth Engineers,Inc.,dated June 29, 2017; 1. Floor Plan and Details, prepared by Adam J. Kreher, Architect, dated June 29, 2017; m. Building Elevations Revised Plans Following the Planning and Zoning Commission Hearing,prepared for Andy's Frozen Custard Elgin, IL,dated January 11, 2018; and n. Trash Enclosure Plan, prepared for Andy's Frozen Custard Elgin, IL, received December 12, 2017; In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances,the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A construction of a refuse enclosure which is not affixed structurally as part of the primary building wall system is hereby granted. The proposed refuse enclosure shall be in substantial conformance to the Trash Enclosure Plan, prepared for Andy's Frozen Custard Elgin, IL, received December 12, 2017. 3. A maximum of two wall graphics on the north elevation of the building,two wall graphics on the south elevation of the building, and four graphics on the canopy are hereby permitted.All proposed graphics shall meet all other requirements of Chapter 19.50"Street Graphics", of the Elgin Municipal Code, as amended, and shall be in substantial conformance to the Undated Sign Document plans, received December 21, 2017, and Building Elevations Revised Plans Following the Planning and Zoning Commission Hearing, prepared for Andy's Frozen Custard Elgin, IL, dated January 11, 2018. 4. The applicant shall install a parking lot curb on the subject property along the north property line to connect the parking lot curb of the existing parking lot islands located on the western and eastern portion of the property adjacent to the north, commonly known as 1120 S. Randall Road. 5. Compliance with all applicable codes and ordinances. Section 4. That except as amended herein, the use and development of Subject Property shall be controlled pursuant to the provisions of Ordinance Nos. G32-10 and G6-16. In the event of any conflict between this ordinance which expressly includes those documents detailed within Section 3, and Ordinance Nos. G32-10 and G6-16, this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. _ D avid J. Ka. .in, ayor 3 Presented: February 28, 2018 Passed: February 28, 2018 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: February 28, 2018 Published: March 1, 2018 Att t: P0?-(A/ ---z.‘..oF - , 7 .i gr7B5 F!U!p ��'�" � Kimberly Dewis, City Jerk -�..� *i a, C , , K4,, t i, 1 g Y • 4 EXHIBIT A January 8, 2018 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written fmdings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 28-17, an application by Andy's Frozen Custard, as applicant, and Richport Property LLC—S. Randall Outlet, as property owner, are requesting Development Plan Approval with departures from (1) Section G, "Site Design and Architectural Design",of Ordinance No.G32-10,specifically to allow the construction of a refuse enclosure which is not affixed structurally as part of the primary building wall system, and(2)Section 19.50.080,"Wall and Integral Roof Graphics",of the Municipal Code,specifically to allow a maximum number of wall graphics which exceeds the maximum permitted by code, all of which are necessary to build a one-story restaurant building with a drive-through facility upon Lot 3 in Resubdivision of Lot 2 of the Elgin Wal-mart/Sam's Club Subdivision, said Lot 3 commonly referred to as 1150 S.Randall Road.The property is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Numbers: 28-17 Requested Action: Development Plan Approval Current Zoning: PAB Planned Area Business District, and ARC Arterial Road Corridor Overlay District Proposed Zoning: PAB Planned Area Business District, and ARC Arterial Road Corridor Overlay District(no change) Existing Use: Vacant(undeveloped) Proposed Use: Eating place(restaurant) Property Location: 1150 S. Randall Road Applicant: Andy's Frozen Custard Recommendation & Findings of Fact Petition 28-17 January 8, 2018 Owner Richport Property, LLC—S. Randall Outlot Staff Coordinator: Damir Latinovic,AICP, Senior Planner LIST OF EXHIBITS A. Aerial Photo/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND The applicant is proposing to construct a new stand-alone restaurant, Andy's Frozen Custard, at 1150 S. Randall Road. The proposed building would be located between the recently completed building that contains McAllister's Deli and Denny's to the north and Fuller's Car Wash to the south. 1111111• Figure 1:South Elevation The subject property is Lot 3 in the Resubdivision of Lot 2 of the Elgin-Walmart/Sams Club Subdivision. The 30,878-square foot property, zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District is currently vacant and undeveloped. -2 - Recommendation& Findings of Fact Petition 28-17 January 8,2018 The proposed 1,376-square foot one-story building would be located near the middle of the property with accessory parking lots north and east of the building.A drive-through lane is located west and south of the building with counter-clockwise traffic circulation. The restaurant will not feature any j ... LOT 4 • rn (1 ; . A . ... m„ nr-:, :IN L.) :lb pi III MM. s,wc c.ywr _ 71". 1 '-'..--'1' r,..na uamn 1 1:�5 LOT 3 X G I �' DI •8E888� 1. (. `f (i) u x urnwprogar N1L / ► N n. en iil 1 Irf�� i - " 11 H ' I::ill i .. 6 IFr arTMo Wall ` " 11 '7 ♦ pl 1, MI 1111.11.11111 1 \ I. /�11�1�111!'•. 0 III 111111 1■ 1 � ' _�®,Ltfi _ i.4 �� I ; � * i, 1 (�3r11Wp +ut { } n______ ( (-------, , ..: `�� LOT 2 nue'.w.n Figure 2:Proposed Site Plan dine-in seating. Instead, the restaurant will offer drive-through service and walk-up window service only. The drive-through lane will provide stacking for ten vehicles which meets code. An outdoor seating area would be provided in front of the building under the main building canopy facing Randall Road for walk-up customers. The outdoor seating area would be enclosed by a 3.5- foot high open aluminum fence for added safety due to its proximity to the drive-through lane exit. The property would not have direct access to Randall Road. Similar to the other outlots part of the Walmart and Sam's Club shopping center, access to the property would be provided via the main private drive west of the building,which provides access to both Bowes Road further to the north and Randall Road via the private access drive to the south. 32 parking spaces are proposed on the site,which meets the zoning ordinance requirement for 23 parking spaces.Three bike racks would also be installed accommodating 6 bicycle parking spaces which meets the zoning requirement for 3 bicycle parking spaces. The parking lot drive-aisle east of the building aligns directly with the parking lot drive-aisles on the adjacent properties to the north and south for a seamless vehicular - 3 - Recommendation & Findings of Fact Petition 28-17 January 8, 2018 connection to both adjacent properties. A pedestrian connection would be provided between the building and the existing pedestrian/bike path along the west side of Randall Road. The building is designed in the retro,mid-century modern architecture characteristic for all Andy's Frozen Custard restaurants. The primary exterior building materials are brick and fiber cement panels. The east side of the building facing Randall Road features a glass wall typical for 1950s and 1960s diners. The mechanical equipment in rear of the building is enclosed with synthetic wood louvers. The building meets all but one bulk requirement of the zoning ordinance and PAB zoning district Ordinances No. G32-10 and No. G6-16, all of which regulate the development on the property. The proposed refuse collection area, which would be enclosed with a six-foot high wall matching the exterior of the building in style and color,requires a departure from the PAB District Ordinance No. G32-10. That ordinance requires that the refuse enclosure be attached to the main building for all new developments within the shopping center. The refuse enclosure would be located in the northwest corner of the site directly south of the refuse enclosure on the adjacent property to the north for McAllister's Deli. The number of proposed wall graphics also requires a departure from the zoning ordinance requirement. Per the zoning ordinance, a maximum of two wall graphics are permitted. As part of the signage package for the new restaurant,the applicant is proposing a total of eight wall graphics (three wall graphics on the north façade, three wall graphics on the south façade, and two wall graphics on the east façade). Wall graphic departures have been granted for all other outlot buildings within this shopping center. The applicant is proposing to install 19 new trees and various shrubs on all sides of the building appropriate for this size and scale of the development. The proposal requires development plan approval per PAB zoning district Ordinance No. G32-10 with a public hearing before and a recommendation from the Planning and Zoning Commission and final approval by the City Council. The Community Development Department offers the following additional information: A. Property History.The subject lot is part of Walmart and Sam's Club property,which was annexed and zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District in 2006 (Ordinance G114-06). In 2007, planned development approval was granted to allow for the construction of a JC Penny's retail store on Lot 1 (south end of the subdivision) through Ordinance G101-07. However, due to the subsequent downturn in the economy, the store was never built and the lot continues to remain vacant. -4 - Recommendation& Findings of Fact Petition 28-17 January 8,2018 In 2010,the planned development ordinance was amended in its entirety to modify the site plan, landscape plan, and building elevations of the Walmart and Sam's Club buildings to match branding, store layout, and material requirements of the respective companies, and to amend the allowable land uses for the seven outlots within the subdivision. These amendments were articulated in Ordinance No. G32-10. In 2011, planned development approval was granted to allow for the construction of the Sam's Club Motor Vehicle Service Station through Ordinance G44-11. In 2012, planned development approval was granted for the construction of Portillo's Restaurant at 1020 S. Randall Road, and initial site design improvements for the multi- tenant retail building along Bowes Road (2415 Bowes Road) through Ordinance G43-12. Final planned development approval for the construction of the retail building was granted through Ordinance G64-12. In 2014, Ordinance G32-10 was amended to provide for additional permitted uses within the retail building at 2415 Bowes Road through Ordinance G72-14. In February 2016, Ordinance G6-16 granted approval of the resubdivision of Lot 2 into five new outlots south of Sam's Club Motor Vehicle Service Station, and the development plan approvals for Lot 1 (1190 S. Randall Road, multi-tenant retail building) and Lot 2 (1180 S. Randall Road, Fuller's Car Wash). The ordinance also amended Ordinance G32- 10 to extend the allowance for additional permitted uses to the five new outlots. In August 2016, Ordinance G37-16 granted development plan approval for the retail building on Lot 4 (1120 S. Randall Road) for Denny's and McAllister's Deli restaurants. B. Surrounding Land Use and Zoning. The lots immediately to the north, south and west are all part of the Walmart and Sam's Club shopping center and are also zoned PAB Planned Area Business District. Lot 4 to the north is improved with a multi-tenant commercial building home to Denny's and McAlister's Deli restaurants.The Lot 2 adjacent to the south is improved with Fuller's Car Wash building. The area located to the south of the shopping center is located within unincorporated Kane County.The area is in agricultural use and is designated for commercial development when annexed to the City of Elgin. The properties located to the east, across Randall Road, are zoned PMFR Planned Multiple Family Residence District and are improved with townhomes part of the Willowbay Subdivision. C. Comprehensive Plan. The subject property is designated "Highway Commercial" in the City's 2005 Comprehensive Plan and Design Guidelines. Areas designated Highway - 5 - Recommendation & Findings of Fact Petition 28-17 January 8, 2018 Commercial typically serve surrounding neighborhood areas, but also larger trade areas connected by the arterial street system. They may include all of the commercial uses found in the mixed-use centers. In addition, they typically include highway-serving uses such as fast food restaurants, auto-oriented uses such as tire stores, service stations, auto parts stores, and other stand-alone retail uses. These commercial areas are generally auto dominated with few pedestrian amenities. D. Zoning District. The purpose and intent of the existing PAB Planned Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a community wide or regional supporting population. The PAB zoning district is most similar to, but departs from the standard requirements of the AB zoning district. The AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB neighborhood business district and the CC 1 center city district. E. Trend of Development. The subject property is part of the Walmart and Sam's Club shopping center along Randall Road.The Randall Road corridor continues to develop with auto-oriented commercial uses which serve not only the immediate neighborhoods, but residents from a larger region as well. The subject property is part of a five-lot subdivision of the original Lot 2 of The Elgin Walmart/Sams Club Subdivision. Three of the five lots are already developed with commercial uses.The property adjacent to the north includes two sit-down restaurants,one of which(McAlister's Deli) also includes one drive-through lane. The proposed quick-service restaurant with walk-up and drive-through service is consistent with the commercial trend of development along Randall Road and the commercial uses on the adjacent properties. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 28-17 on January 8, 2018. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Plan Review and Written Findings &Recommendation to the Planning &Zoning Commission dated January 8, 2018. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030, and the standards for planned developments outlined within § 19.60.040: -6 - Recommendation & Findings of Fact Petition 28-17 January 8, 2018 STANDARDS FOR MAP AMENDMENTS A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The subject property (Lot 3) is 30,858 square feet in area. The property is currently vacant and undeveloped. There are no significant natural features including topography (the property is relatively flat), watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing water and sanitary sewer facilities are available and located within the shopping center access road west of the property. The proposed building will connect to the existing facilities and can be adequately served by municipal services. The stormwater detention facility located in the southwest corner of Walmart and Sam's Club shopping center was designed to accommodate commercial development with accessory parking lots on all outlots. Adequate capacity exists within the existing stormwater infrastructure to serve the proposed development. The proposed development will connect into the existing stormwater facilities. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of - 7 - Recommendation & Findings of Fact Petition 28-17 January 8, 2018 continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. The subject property is suitable for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has frontage along Randall Road, but the proposed development will not have direct access to Randall Road. The subject property has access to Bowes and Randall Roads by means of existing private access drives located throughout the shopping center. The locations of the access points to Bowes and Randall Roads, and the required improvements to those roads,have been installed in accordance with an intergovernmental agreement between the City of Elgin and Kane County. The applicant is not proposing to make any changes to the current off-site vehicular circulation. The proposed site plan is designed for safe and efficient on-site circulation. The proposed building is located near the middle of the site with surface parking lots immediately to the east and north of the building. The main access to the site is provided via one driveway connection to the main private drive of the larger shopping center. The parking lot drive- aisle in front of the buildings aligns and connects to the parking lot drive-aisles on the adjacent properties to the north and south.The added connections to the adjacent properties will improve traffic flow within the shopping center and minimize traffic congestion within the main shopping center private drive. The proposed drive-through lane can accommodate approximately ten vehicles with counter-clockwise circulation around the building. The on-site parking lot would include a total of 32 parking spaces which meets the parking requirement(23 parking spaces)for the proposed restaurant.Additional parking,if necessary,can be accommodated by the parking lots on the main Walmart and Sam's Club lots or on the adjacent outlots. The proposed development would also include a pedestrian and bicycle connection to the existing bike and pedestrian path on the west side of Randall Road. Three bike racks would be provided on site,which can accommodate parking for up to six bicycles. This meets the zoning requirement(3 bicycle parking spaces) for bicycle parking. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The property was annexed and zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District in 2006. The property is vacant and - 8 - Recommendation& Findings of Fact Petition 28-17 January 8,2018 undeveloped. The proposal would allow for the new development on the property consistent with the property's zoning classification, the trend of development along Randall Road, and the Comprehensive Plan. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with the surrounding land uses and zoning. The proposed restaurant use is a permitted use within the PAB zoning district and is consistent with the surrounding commercial and retail uses. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suited for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is part of the Walmart and Sam's Club shopping center along Randall Road. The Randall Road corridor continues to develop with auto-oriented commercial uses which serve not only the immediate neighborhoods,but residents from a larger region as well. The subject property is part of a five-lot subdivision of the original Lot 2 of The Elgin Walmart/Sams Club Subdivision. Three of the five lots are already developed with commercial uses.The property adjacent to the north includes two restaurants,one of which (McAlister's Deli) also includes a drive-through lane. The proposed quick-service restaurant with walk-up and drive-through service is consistent with the commercial trend of development along Randall Road and the commercial uses on adjacent properties. G. Zoning Districts/Planned Development Districts Standard: The suitability of the subject property for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district. Findings. The property is suitable for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose and intent of the existing PAB Planned Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a community wide or regional supporting population. The PAB zoning district is most - 9 - Recommendation & Findings of Fact Petition 28-17 January 8, 2018 similar to, but departs from the standard requirements of the AB zoning district. The AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB neighborhood business district and the CC 1 center city district. The proposed quick-service restaurant will provide commodities to surrounding neighborhoods and the larger region as well. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals, objectives,and policies of the Official Comprehensive Plan.The proposed development of a quick-service restaurant with walk-up and drive-through service is consistent with the goals and objectives of the Comprehensive Plan. The subject property is designated"Highway Commercial"in the City's 2005 Comprehensive Plan and Design Guidelines. Areas designated Highway Commercial typically serve surrounding neighborhood areas,but also larger trade areas connected by the arterial street system.They may include all of the commercial uses found in the mixed-use centers. In addition, they typically include highway-serving uses such as fast food restaurants, auto-oriented uses such as tire stores, service stations, auto parts stores, and other stand-alone retail uses. These commercial areas are generally auto dominated with few pedestrian amenities. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development district with respect to the preservation of all significant natural features including topography, watercourses,wetlands,and vegetation.There are no significant natural features,including topography, watercourse, wetlands, or vegetation, located on the property. The 30,858- square foot property is currently vacant and undeveloped. The applicant is proposing to install 19 new trees and other landscaping materials appropriate for the size and scale of the development. J. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to etercise no undue detrimental influence on each other or on surrounding property. - 10- Recommendation & Findings of Fact Petition 28-17 January 8, 2018 Findings. The subject property is suitable for the intended planned development district with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on the surrounding properties. The proposed quick-serve restaurant would complement adjacent commercial and restaurant uses, and is a permitted use in the PAB zoning district. The proposed development would include a total of 32 parking spaces on site which meets the parking requirement for 23 parking spaces.No evidence has been submitted or found that the proposed use would exercise any undue detrimental influence on the surrounding properties. The use and development on the property would be operated with no negative impact on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section G, "Site Design and Architectural Design" of Ordinance No. G32-10. The applicant is proposing to construct a refuse enclosure which is not affixed structurally as part of the primary building wall system, as required by Ordinance No. G32-10. 2. Section 19.50.080, "Wall and Integral Roof Graphics", of the zoning ordinance. The applicant is proposing to install three wall graphics on the north side of the building, three wall graphics on the south side of the building, and two wall graphics on the east side of the building for a total of eight wall graphics. Per zoning ordinance, a maximum of two wall graphics would be allowed on the building. Staff fmds the proposed departures are appropriate and necessary to accommodate a desirable infill development within an existing shopping center. The proposed refuse enclosure would be located in the northwest corner of the property to accommodate the highest possible number of parking spaces closest to the building. If the refuse enclosure is constructed in rear of and adjacent to the building, it would result in elimination of two parking spaces to provide access by refuse collection trucks. The proposed refuse collection area would still be enclosed with a six-foot high masonry wall which matches the exterior masonry material of the building in style and color. Additional landscaping would also be installed around the refuse enclosure to screen it from the public view. Furthermore, the location of a refuse enclosures away from the building is customary and desirable for food establishments to minimize any potential odor nuisance to restaurant customers. The McAllister's Deli restaurant on the adjacent property to the north also features a detached refuse enclosure away from the restaurant, which is located directly to the north of the proposed refuse enclosure for Andy's Frozen Custard restaurant. - 11 - Recommendation & Findings of Fact Petition 28-17 January 8,2018 Eight wall graphics proposed for the building are appropriate and complementary to the retro,mid- century modem design of the building. The identity of the restaurant is built upon the retro-style diner concept characteristic for the 1950s and 1960s. The building features a support column structure which is perpendicular to the building's north facade and extends beyond the roof canopy of the building. This design element is the most prominent feature of the building designed to accommodate a unique wall graphic. As mentioned above, the restaurant does not have any dine-in service. While the restaurant will provide walk-up window service, it will largely depend on the success of its drive-up window service. Four of the eight proposed wall graphics are "Drive-Thru" graphics located on the fascia of the building canopy. The "Drive-thru" graphics (each one eight square feet in area) direct vehicular traffic to the restaurant's drive-through service while enhancing the retro-design look of the building. The proposed departures regarding the location of the refuse collection area and building wall graphics will complement the design of the building and its use. The proposed departures will not have any negative effects on the surrounding properties and uses. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 28-17, subject to the following conditions: 1. Substantial conformance to the Development Application and supporting documents submitted by Andy's Frozen Custard, as applicant, and Richport Property, LLC — S. Randall Outlet, as property owner, including the following materials: a. Undated Map Amendment for a Planned Development Statement of Purpose, received October 20,2017; b. Letter regarding Andy's Frozen Custard, 1150 S. Randall Rd,Elgin IL, from R&S Growth Management, LLC., dated December 7, 2017; c. Undated Parking Lot Light Fixture Specification Sheets, received December 12, 2017; d. Undated Typical Patio Rail plan, received December 12, 2017; e. Undated Trex Decking material specifications, received December 12, 2017; f. Undated Sign Document plans, received December 21, 2017; g. Plat of Survey,prepared by Intech Consultants, Inc.,dated February 2,2017; h. Site Plan, prepared by Intech Consultants, Inc., dated April 10, 2017, last revised December 7, 2017; i. Landscape Plan LP-100, prepared by Design Perspectives Inc., dated April 28, 2017, last revised December 11, 2017; - 12 - Recommendation& Findings of Fact Petition 28-17 January 8, 2018 j. Landscape Details LP-500, prepared by Design Perspectives Inc., dated April 28, 2017; k. Site Lighting Photometric Plan,prepared by Smith Goth Engineers,Inc.,dated June 29,2017; 1. Floor Plan and Details, prepared by Adam J. Kreher, Architect, dated June 29, 2017; m. Building Elevations, prepared for Andy's Frozen Custard Elgin, IL, dated November 11, 2017; and n. Trash Enclosure Plan, prepared for Andy's Frozen Custard Elgin, IL, received December 12, 2017; In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. To permit the construction of a refuse enclosure which is not affixed structurally as part of the primary building wall system in substantial conformance to the Trash Enclosure Plan, prepared for Andy's Frozen Custard Elgin, IL, received December 12, 2017. 3. To allow a maximum of three wall graphics on the north elevation of the building, three wall graphics on the south elevation of the building, and two wall graphics on the east elevation of the building. All proposed graphics shall meet all other requirements of Chapter 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, and shall be in substantial conformance to the Undated Sign Document plans, received December 21, 2017. 4. The applicant shall install a parking lot curb on the subject property along the north property line to connect the parking lot curb of the existing parking lot islands located on the western and eastern portion of the property adjacent to the north, commonly known as 1120 S. Randall Road. 5. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 28-17 for a Development Plan Approval, subject to the conditions outlined by the Community Development Department,was five(5)yes,one(1)no,and zero(0)abstentions. One member was absent. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom,Chairman - 13 - Recommendation& Findings of Fact Petition 28-17 January 8, 2018 Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 14 - r :T.,- Bowes Rd- -.I - e . T- ,.,.2. tee. , ; °... 4r, '•-"II 1 II Prill1111) El •.7 ril'i dim r r E " tlllr •C..FI : , -f „lie, C t - - y� r ffi-!8!» -. le " r - , Fse l r 1 t11 LL,,t ` i I t / i ' ' 1 1 r ii t t t r 1' ( 1 1 E! t • r ,, '\AF\\\,w, ; - 1 _ • r K r I- ..' mfr• 4r . t '-� . Subject Property , ,T �� N`-`♦ It 76 �``="`' Petition 28-17 `• • F $ / rr I ' I jt --- r t t •wu r.s as T t. � '\, 4' ; tc E1trI I tet'I lin.."21421 1 d ! , 1 • tl >V re•• cc t `V~evr t` ► r ! i�, ,,i Delta Ct- lee,,: :r elip rte � � � • ��,- ' 13 I.' rill-i7F ri' r,. 1 ,44010n e lir i ::::-. . Nei I ) @ i a 3 fly '' ' , v4, r { II • 1 frr - "7 I r 1 AC t o , , r.....-=i,„:.. a , co %V.•'•F\ 0* S '-� .r "oda, IT K'�_ f `11 •-t r •r � t 611 •�� -M. h 'r . 4 ' i efilt . ,tiiF. — 411111. . F Ft ♦ T I• 1 v J Imo' .1., "s' II IF3 ` r ,Cove Ct, , ,' 4*- *7* i -t nw _ill- �1k i Camden Bay # idunigir`'. 1 • a iik O. Ititipli yV' NO O . d EXHIBITA Aerial/Location Map : N W- .� E S Map prepared by City of Elgin 0 65 130 260 390 52 Feet Department of Community Development ( ....„--------( . . SFR2 • Bowes Rd ill Subject Property Petition 28-17 4. PAB ! al Ai Legend w Delta Ct ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 QRC3 Residence Conservation 3 et QPRC Planned Residence Conservation x. O SFR1 Single Family Residence 1 lir .PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 - O t PSFR2 Planned Single Family Residence 2 - O TRF Two Family Residence PMFR O`a/ta 0 r 1 O PTRF Planned Two Family Residence O MFR Multiple Family Residence .. OPMFR Planned Multiple Family Residence ORB Residence Business OPRB Planned Residential Business ' O NB Neighborhood Business IRC1 OPNB Planned Neighborhood Business Cove Ct Illa AB Area Business -PAB Planned Area Business _w -CC1 Center City 1 -CC2 Center City 2 MIPCC Planned Center City - " Q t9 MIORI Office Research Industrial ._ - --.. • - -- 3 ®PORI Planned Office Research Industrial / -GI General Industrial -PGI Planned General Industrialxi 4111111111m— EllCI Commercial Industrial _ ___ Camden Bay a -CF Community Facility -PCF Planned Community Facility EXHIBITS Zoning Map w+a s Map prepared by City of Elgin 0 55 110 220 330 440 Feet Department of Community Development Subject Property 1150 S. Randall Rd. Petition 28-17 .13 0628351008 17-111(13 CC EXHBIIT C Parcel Map N City of Elgin 0 15 30 60 90 120 Department of Community Development Feet EXHIBIT D SITE LOCATION 1150 S. Randall Road Petition 28-17 t • V tT- 4111 t — ' • -. Y!!/i ,t!F.♦♦ < F . 1 . i -4) ti F _y1K w. MIA':'YWIA��Ipe " - • 8I. !I/ ev / n ii-,t.:4110 * ,.. 1 ---.,..."'"---", '--, 634 + j _ IL,' ` y �` � c v3 t F• a ti' sl. _ � .-._. ...-�..._.- ill L ,I IIIIIIIr r:. Tx •t i i e FE . .,� p.. - y 1'j ! 'r- Nome[ r Bird's Eye View Looking North • r '{{ l it IJ 1111 , , rfrril ._, 61.6 '' ' ' ;,, '. .Agt.' 1 ;2•1 ...7,1 1,1,1t,„ *I...i.': tilt 4 II, i "S -; . i S se is 4r iii. f• 7 e �`. • _ ub'ect 1 o�! .� :* ` . . 7C. * ` ' I r a.rr ar a.. •.• a� _ . + W .1 It,I ._ - ,... a �,I ter. ,. � , 4a. ea .--AIIIIIIIIIIIIIBiiai1 Bird's Eye View Looking West EXHIBIT D SITE LOCATION 1150 S. Randall Road Petition 28-17 16-7 • East side of subject property as seen from adjacent property to the north ...- N 4 w C•.I• West side of subject property as seen from adjacent property to the north EXHIBIT D SITE LOCATION 1150 S. Randall Road Petition 28-17 .: _ '514EF0111§061 r;• • r c ilis .. ' .4011 ' .-& • 40010101x01 : ,." "t ,:'''' ' '1.0 ..... e , _Aii i , _ .• ,..... ,. . , , ,, . ... ;,.. -„,.....,.. .., -- I ... . ,,, ., 4, ,,,.. . . , .,.. • il_. r �\ • Existing north side of subject property -1 ice.....,.--�- i • p i Existing south side of subject property EXHIBIT D SITE LOCATION 1150 S. Randall Road Petition 28-17 t of 1,' r 11 1 4 ,_ , _ a.kti_...t.,. _ ii11'- .i. . .NN - ' y _`_ A ... ..f.._ 0 41•6 111- . . . - . ......... , . _ . McAlister's Deli/Denny's building adjacent to the north - R• , - -_ 17111 ,-- ,s. Fuller's Car Wash building adjacent to the south EXHIBIT D SITE LOCATION 1150 S. Randall Road Petition 28-17 i :� F : i 'r u O * ..-.. Asiss 4:YVAr--:.17 ' -'-'' .- 7 7 (4)(k _z,N,-.1, k ; Willowbay Subdivision east of the site T ....Air Walmart and Sam's Club properties west of the site E.